el monte mobile village legacy plan 2017generalplan.co.tulare.ca.us/documents/gp/001adopted tulare...

EL MONTE MOBILE VILLAGE LEGACY PLAN

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EL MONTE MOBILE VILLAGE

LEGACY PLAN 2017 Funded by Strategic Growth Council

Tulare County Resource Management Agency Economic Development and Planning Branch


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The work upon which this publication is based was funded in whole or in part through a grant awarded by the Strategic Growth Council, for the Sustainable Communities Grant and Incentives

Program, under Proposition 84 (2006) in order to integrate infrastructure analysis within rural disadvantaged community’s needs (Senate Bill 244). The intent is to reduce greenhouse gas

emissions, promote equity, strengthen the economy, protect the environment and promote healthy and safe communities.

Disclaimer The statements and conclusions of this report are those of Tulare County and not necessarily those of the Strategic Growth Council or the Department of Conservation, or its employees. The Strategic Growth Council and the Department of Conservation make no warranties, express or implied, and

assume no liability for the information contained in the succeeding text.


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El Monte Mobile Village Legacy Plan

Adopted: October 17, 2017

Tulare County Board of Supervisors Resolution No. 2017-0868

GPA 2017-A PZC 17-032

GPA 17-025 PZC 17-025

Tulare County Resource Management Agency Economic Development and Planning Branch

5961 S Mooney Boulevard Visalia, CA 93277-9394

(559) 624-7000


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Tulare County Board of Supervisors

Kuyler Crocker – District 1 Pete Vander Poel – District 2 (Chairman)

Amy Shuklian – District 3 Steve Worthley – District 4 (Vice Chairman)

Mike Ennis – District 5

Tulare County Planning Commission

John F. Elliott – District 1 (Chair) Nancy Pitigliano – District 2

Bill Whitlatch – District 3 Melvin K. Gong – District 4

Vacant – District 5 Wayne O. Millies – At Large

Ed Dias – At Large Gil Aguilar – District 2 (Alternate) (Vice Chair)


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County Administrative Office

Michael C. Spata, CAO Eric Coyne, Deputy CAO

Tulare County Resource Management Agency

Reed Schenke, Director Michael Washam, Associate Director

Aaron Bock, Chief Planner, Project Processing Dave Bryant, Chief Planner, Special Projects

Susan Simon, Planner III Velma Quiroz, Planning Tech II Johnson Vang, Engineer I


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TABLE OF CONTENTS

Introduction ................................................................................................................................15 Location ...................................................................................................................................... 15 City Of Dinuba Sphere Of Influence (SOI) ............................................................................ 15 Demographics .............................................................................................................................20 Population .................................................................................................................................. 20 Median Age ................................................................................................................................ 20 Economic Conditions .................................................................................................................20 Employment in El Monte Mobile Village .............................................................................. 20 Median Household Income ..................................................................................................... 20 Severely Disadvantaged Community .................................................................................... 21 Household Size (Overcrowding) ............................................................................................ 21 Environmental Conditions .......................................................................................................21 Wildlife ....................................................................................................................................... 21 Geology & Seismic Hazards .................................................................................................... 23 Soils ........................................................................................................................................... 23 Physical Conditions .................................................................................................................. 25 Air Quality ................................................................................................................................. 25 Flooding ...................................................................................................................................... 26 Noise ........................................................................................................................................... 28 Infrastructure ..............................................................................................................................28 Energy: Natural Gas/Electricity .............................................................................................. 30 Water Supply ............................................................................................................................. 30 Sewer ........................................................................................................................................... 30 Storm Water Drainage .............................................................................................................. 30 Solid Waste ................................................................................................................................. 30 Roads and Circulation .............................................................................................................. 30 Street Lights ............................................................................................................................... 30 Sidewalks ................................................................................................................................... 31 ADA Curb Ramps ..................................................................................................................... 31 Public Transportation ............................................................................................................... 31 Transit ......................................................................................................................................... 31 Amtrak ........................................................................................................................................ 32 Aviation ...................................................................................................................................... 33 State Route 99 ............................................................................................................................ 33 Internet Access ........................................................................................................................... 33 Public Services ............................................................................................................................33 Sheriff .......................................................................................................................................... 33


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Fire ........................................................................................................................................... 33 Schools ........................................................................................................................................ 33 Library ........................................................................................................................................ 34 Parks ........................................................................................................................................... 34 Circulation and Traffic ..............................................................................................................34 Traffic .......................................................................................................................................... 35 Existing Circulation .................................................................................................................. 35 Patterns of Blocks and Streets ................................................................................................. 35 Complete Streets ....................................................................................................................... 35 Goals, Objectives and Policies ..................................................................................................36 Economic Development ............................................................................................................39 Infrastructure ............................................................................................................................. 39 Use Permits ................................................................................................................................ 39 Education ................................................................................................................................... 39 Health Care ................................................................................................................................ 39 Land Use and Zoning Acreages ...............................................................................................39 Land Use and Zoning District Updates ................................................................................. 39 Implementation Strategy ..........................................................................................................40 Zoning District Changes .......................................................................................................... 40 Chapter 16 of the Zoning Code ............................................................................................... 40 Zoning Map Update ................................................................................................................. 40


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FIGURES

Figure 1 - Vicinity Map ............................................................................................................. 16 Figure 2 - El Monte Mobile Village Aerial Map .................................................................... 17 Figure 3 - City of Dinuba Sphere of Influence ....................................................................... 18 Figure 4 - El Monte Mobile Village LDB................................................................................. 19 Figure 5 - CNDDB Map Reedley Quad .................................................................................. 22 Figure 6 - NRCS Soils Map ....................................................................................................... 24 Figure 7 - FEMA Flood Map ..................................................................................................... 27 Figure 8 - Inventory of Services in El Monte Mobile Village ............................................... 29 Figure 9 - Dinuba Area Regional Transit (DART) ................................................................. 32 Figure 10 - Proposed Land Use Plan ....................................................................................... 41 Figure 11 - Existing Zoning District ........................................................................................ 42 Figure 12 - Proposed Zoning Districts .................................................................................... 43


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TABLES

Table 1 - Median Age ................................................................................................................ 20 Table 2 - Median Household Income ...................................................................................... 21 Table 3 - Noise Levels - Avenue 416 ....................................................................................... 28 Table 4 - Streetlight Inventory .................................................................................................. 31 Table 5 - Library Location & Hours ........................................................................................ 34 Table 6 - Proposed Land Use .................................................................................................... 39 Table 7 - Proposed Zoning ........................................................................................................ 39

ATTACHMENTS

A-1 – Use Permit Requirement Changes (Zone Change Text)……………………………45

APPENDICES

Appendix A: Planning Commission Resolutions…………………………………………..53 Appendix B: Board of Supervisors Resolution……………………………………………..54


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INTRODUCTION An important objective in preparing a Legacy Plan for the El Monte Mobile Village is to develop a plan which can accurately reflect the needs and priorities of the El Monte Mobile Village community. El Monte Mobile Village was designated in the 2030 Tulare County General Plan (2012) through the SB 244 Study under GPA 2015-D. It has become apparent that a more precise plan is needed to increase the availability of infrastructure funding (for things such as drinking water system improvements [for example wells, water distribution piping, and storage tanks], curbs, gutters, sidewalks, etc.) and to stimulate economic development within the community. Location El Monte Mobile Village (see Figure 1) is Located on the northern part of Tulare County on the valley floor. El Monte Mobile Village is a small community comprised of mobilehomes located on Avenue 416 approximately one (1) mile west of the City of Dinuba. El Monte Mobile Village (see Figure 2) is in Section 12, Township 16 South, Range 23 East, MDB&M, and can be found within the Reedley, United States Geological Survey 7.5 minute topographic quadrangle. El Monte Mobile Village is located at an elevation of 337 feet above sea level, National Geodetic Vertical Datum. The coordinates of El Monte Mobile Village are: Latitude: 26.547156, Longitude: -119.424884. El Monte Mobile Village is located in Census Tract 3.01, Block Group 6 and is divided into three Census Blocks (6039, 6040 and 6041). The population is approximately 155 and is comprised of approximately 47 mobilehomes. City of Dinuba Sphere of Influence (SOI) El Monte Mobile Village is located just outside the City Limits of Dinuba but within the Sphere of Influence (SOI) (see Figure 3). The City of Dinuba Urban Boundary Element defines the limits for extending city services and infrastructure so as to accommodate new development anticipated within the time frame of the General Plan. The element includes a 20-year Urban Development Boundary which is the city’s ultimate physical boundary and service area for the next 20-years (2006-2026); a 10-year Urban Development Boundary which is the urbanizable area within which a full range of urban services will need to be extended to accommodate urban development. El Monte Mobile Village is within the city’s 10 and 20-year Urban Development Boundary (UDB), the city’s General Plan map designates the site as Residential – High Density.


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Figure 1 - Vicinity Map


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Figure 2 - El Monte Mobile Village Aerial Map


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Figure 3 - City of Dinuba Sphere of Influence


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Figure 4 - El Monte Mobile Village LDB


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DEMOGRAPHICS An important part of planning is having information that describes the characteristics of a Legacy’s population. Collectively, these characteristics are known as “demographics” which is data typically consisting of the age, gender (i.e., male or female), income, race, employment, and other characteristics of a community. This data, and looking at historical trends of this data, allows a reasonable way to project what may occur in the future and thereby provides a guide to which issues need to be addressed in a Legacy plan. For example, knowing the age and percentage of a population allows proper planning for school needs for school-age children; knowing how many people may eventually live in a Legacy allows for proper planning to meet housing needs and the amount of land needed to provide housing for a growing population. If a population can be estimated, it is possible to project how much water and/or sewer service may be needed for a Legacy. The following information provides a summary of some of the more important demographic data needed to craft a plan that can realistically address the needs of smaller Legacy such as El Monte Mobile Village. Population El Monte Mobile Village is located within Census Tract 3.01, Block Group 6 and includes three separate Census Blocks (6039, 6040 and 6041). The Population for Census Tract 3.01 was 6,901 with 155 people living in El Monte Mobile Village. (Census data: ACS 2015 5-year) Median Age El Monte Mobile Village’s median age of 34.4 is lower than the median age of the State of California (Census data: ACS 2015 5-year) (See Table 1).

ECONOMIC CONDITIONS Employment in El Monte Mobile Village According to the Tulare County 2030 General Plan Update, the County’s economy has historically been driven by agriculture and has had one of the largest agricultural outputs of any county in the US. Despite this, the Tulare County unemployment rate has remained consistently higher than the State average, which can be largely attributed to the seasonal nature of agricultural production. Median Household Income In 2015, El Monte Mobile Village’s median household income was $44,569 (Census data: ACS 2015 5) whereas the State of California’s median household income was $61,818 (see Table 2). However, the Medium Household Income of $44,569 for El Monte Mobile Village is based on Census Tract 3.01 (a large geographical area) and is approximately 20% higher than the $36,860 in the City of Dinuba.

Table 1 - Median Age

Geography Median Age (years)

California 35.6 Tulare County 30.1

El Monte Mobile Village 34.4


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Severely Disadvantaged Community El Monte Mobile Village is a severely disadvantaged community based upon household income. As defined by the State of California Public Resources Code 75005. (g), a "[d]isadvantaged community" means a community with a median household income less than 80% of the statewide average. "Severely disadvantaged community" means a community with a median household income less than 60% of the statewide average.” Household Size (Overcrowding) In 2015 the average housing units and occupancy were 3.37 persons per household in Tulare County. (Census data: ACS 2015 5-year). By definition, the most common measure of overcrowding is persons per room in a dwelling unit.1 More than one person for each room of a dwelling unit is considered overcrowding. It is important to note that the measure is based on all rooms of a dwelling unit, not just the number of bedrooms. It is not uncommon for persons to share a bedroom, for example siblings or adults.

ENVIRONMENTAL CONDITIONS Natural Conditions

Wildlife2 A California Natural Diversity Database (CNDDB) (see Figure 5) search conducted on May 24, 2017, indicates there are special status species within the Reedley Quadrant Species List (which includes the El Monte Mobile Village Planning Study Area) consisting of no animal species and one plant species: Valley Elderberry Longhorn Beetle (Desmocerus californicus dimorphus), which has been removed from the Federal/State list for Tulare County.

1 U.S. Department of Housing and Urban Development, “Measuring Overcrowding in Housing” 2007. Page 2 See:

http://www.huduser.org/publications/pdf/Measuring_Overcrowding_in_Hsg.pdf 2 California Department of Fish and Wildlife. Biogeographic Information & Observation System (BIOS). https://www.wildlife.ca.gov/Data/CNDDB/Maps-and-Data; California Department of Fish and Wildlife. California Natural Diversity Database. CNDDB Maps & Data. https://www.wildlife.ca.gov/Data/CNDDB/Maps-and-Data accessed November 1, 2016

Table 2 - Median Household Income

Geography

Median household

income (dollars)

Median family income

(dollars) Per capita

income (dollars)

California $61,818 $70,720 $30,318 Tulare County $42,031 $44,814 $17, 876 City of Dinuba $36,860 $36,707 $13,221 El Monte Mobile Village $44,569 $22,872

http://www.huduser.org/publications/pdf/Measuring_Overcrowding_in_Hsg.pdf

https://www.wildlife.ca.gov/Data/CNDDB/Maps-and-Data

https://www.wildlife.ca.gov/Data/CNDDB/Maps-and-Data


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Figure 5 - CNDDB Map Reedley Quad


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Geology & Seismic Hazards3 “The Official Maps of Earthquake Fault Zones delineated by the California Geological Survey (CGS), State of California Department of Conservation, through December 2010, under the Alquist-Priolo Earthquake Fault Zoning Act, indicate that there are no substantial faults known to occur in Tulare County. The nearest known faults likely to affect El Monte Mobile Village are the San Andreas Fault (approximately 75 miles to the west), the Owens Valley Fault (approximately 65 miles to the northeast), and the Pond Fault (approximately 25 miles southwest). According to the Five County Seismic Safety Element (FCSSE) and Figure 10-5 (Seismic/Geologic Hazards and Microzone) of the Tulare County 2030 General Plan Health and Safety Element (GPHSE), the Project area, [El Monte Mobile Village] is located in the V-1 zone, characterized as a moderately thick section of marine and continental sedimentary deposits overlying the granitic basement complex. The FCSSE further states that, “Amplification of shaking that would affect low to medium-rise structures is relatively high, but the distance to either of the faults that are expected sources of the shaking [the San Andreas and Owens Valley Faults] is sufficiently great that the effects should be minimal. The requirements of Zone II of the Uniform Building Code should be adequate for normal facilities.” Soils4 According to the United States Department of Agriculture (USDA), Natural Resources Conservation Service (NRCS), and the Soil Survey of Tulare County (see Figure 6), the following soil types are located throughout El Monte Mobile Village Legacy Development Boundary (LDB). The following description is provided for the above soil type: Delhi sandy loam, 0 to 2 percent slopes. Consists of very deep, somewhat excessively drained soil; negligible to slow runoff, rapid permeability. Delhi soil is used for such crops as grapes, peaches, truck crops, alfalfa, and for homesites.

3 California Department of Conservation, California Geological Survey: Earthquake Shaking Potential for California, 2008.

http://www.conservation.ca.gov/cgs/information/publications/ms/Documents/MS48_revised.pdf; California Department of Conservation, Official Maps of Earthquake Fault Zones delineated by the California Geological Survey through December 2010 under the Alquist-Priolo Earthquake Fault Zoning Act. http://www.quake.ca.gov/gmaps/ap/ap_maps.htm

4 United States Department of Agriculture, Natural Resources Conservation Service, Soils Map for Central Tulare County, 2009 Database August 17,206.

http://www.conservation.ca.gov/cgs/information/publications/ms/Documents/MS48_revised.pdf


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Figure 6 - NRCS Soils Map


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Physical Conditions

Air Quality The El Monte Mobile Village Plan Area is within the San Joaquin Valley Air Basin (SJVAB) and under the jurisdiction of the San Joaquin Valley Air Pollution Control District (SJVAPCD). The SJVAB is classified non-attainment/severe for the State 03 1-hour standard, non-attainment for the State 03 8-hour standard, non-attainment for the State PM10 standard, non-attainment for the federal and State PM2.5 standards, and attainment and/or unclassified for the remaining federal and State air quality standards. According to the Tulare County General Plan, the San Joaquin Valley has some of the worst air quality in the nation. The CO and NOX emissions are typically generated by motor vehicles (mobile sources). The ROG emissions are generated by mobile sources and agriculture. Although emissions have been shown to be decreasing in recent years, the SJVAB continues to exceed state and federal air quality emission standards. Executive Order S-3-05, issued by Governor Schwarzenegger in 2005, established targets for greenhouse gas (GHG) emissions for the State. The Global Warming Solutions Act of 2006 (or Assembly Bill (AB) 32) directed the California Air Resources Board (CARB) to develop and adopt statewide GHG emission limits in order to reduce emission levels to those experienced in 1990, by the year 2020. In order to achieve those targets, CARB adopted the Climate Change Scoping Plan in December 2008. Sustainable Communities and Climate Protection Act of 2008, also known as Senate Bill (SB) 375, builds upon AB 32 by requiring CARB to develop regional GHG emissions reduction targets for passenger vehicles. Then each Metropolitan Planning Organization (MPO) must prepare a Sustainable Communities Strategy (SCS) to demonstrate how the region will meet its targets. The SCS will be incorporated into the Regional Transportation Plan (RTP). The SJVAPCD provides a list of potential air quality mitigation measures that are applicable to General Plan updates and community plans: Adopt air quality element/general plan air quality policies/specific plan policies. Adopt Local Air Quality Mitigation Fee Program. Fund TCM program: transit, bicycle, pedestrian, traffic flow improvements, transportation system

management, rideshare, telecommuting, video-conferencing, etc. Adopt air quality enhancing design guidelines/standards. Designate pedestrian/transit oriented development areas on general plan/specific plan/planned

development land use maps. Adopt ordinance limiting wood burning appliances/fireplace installations. Fugitive dust regulation enforcement coordinated with SJVUAPCD. Energy efficiency incentive programs. Local alternative fuels programs. Coordinate location of land uses to separate odor generators and sensitive receptors. Air quality is directly related to land use; it is also related to the configuration of land, vegetation, climate, wind direction and velocity, and production of man-made impurities which change the natural qualities of the air. Because El Monte Mobile Village is located near the central portion of the Valley


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with prevailing winds from the northwest, it is in a vulnerable position for the accumulation of adversely modified air, particularly when a temperature inversion occurs which holds down surface air along with its pollutants. Local air pollution sources within the general vicinity of El Monte Mobile Village include Avenue 416 and agricultural activities. Flooding5 According to the Federal Emergency Management Agency (FEMA) Flood Insurance Rate Map, Community-Panel Number 06107C0320E (see Figure 7). El Monte Mobile Village is located within Flood Zone X – Areas of 0.2% annual chance flood; area of 1% annual chance flood with average depths of less than 1 foot or with drainage areas less than 1 square mile; and areas protected by levees from 1% annual chance flood. Structures located in a shaded X zone are recommended to be elevated one foot above natural ground. Elevation certificates are not required unless property owner wishes to use them for insurance rating purposes; for example, a preferred risk policy. The County of Tulare has taken steps to be a part of the National Flood Insurance Program (NFIP), which means the County of Tulare agreed to manage flood hazard areas by actively adopting minimum regulatory standards as set forth by Federal Emergency Management Agency (FEMA). The National Flood Insurance Program (NFIP) is administered by the (FEMA) to offer flood insurance to properties located in special flood hazard areas (SFHAs). Information about the NFIP, is available at the following website: www.fema.gov. As part of the county’s participation in the NFIP, individuals are eligible to obtain flood insurance. Further flood information is available on Tulare County Resource Management Agency website at: http://tularecounty.ca.gov/rma/index.cfm/public-works/flood-hazard-information/flood-control-information/. On June 16, 2009, Tulare County adopted the new Digital Flood Insurance Rate Maps (DFIRMs). Information is available to determine if a property is located in a SFHA by using the following FEMA Map Service Center link as follows: https://msc.fema.gov/portal.

5 Federal Emergency Management Agency, 2009. National Flood Insurance Rate Map, Map Number 06107C0320E, Panel Number 320 of 2550, June 16, 2009. https://msc.fema.gov/portal/ accessed May 23, 2017

http://www.fema.gov/

http://tularecounty.ca.gov/rma/index.cfm/public-works/flood-hazard-information/flood-control-information/

http://tularecounty.ca.gov/rma/index.cfm/public-works/flood-hazard-information/flood-control-information/

https://msc.fema.gov/portal

https://msc.fema.gov/portal/


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Figure 7 - FEMA Flood Map


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Noise6 Tulare County adopted a new noise element as part of the Health and Safety Chapter of the 2030 General Plan Update. The noise contours were prepared in terms of day-night average decibel level (Ldn), which are descriptive of the total noise exposure at a given location for an annual average day. The Noise Element identifies noise-impacted areas throughout Tulare County. These areas include lands which have existing or projected noise levels exceeding 60 decibels (dBa) Ldn. This decibel figure is considered to be the maximum normally acceptable noise level for single family residential areas. Roadways and traffic noise are the dominant source of ambient noise in the County. (Table 3) summarizes the daily traffic volumes along Avenue 416 from State Route 99 to Road 72. Together, these noise sources place a portion of El Monte Mobile Village’s urbanized areas within the 60 dB Ldn noise contour. The Noise Element includes performance standards for new residential or other noise-sensitive land uses which are to be located near noise-impacted areas. The Element indicates that these uses will not be permitted unless effective design measures can be integrated into the development to mitigate the impact of noise.

Source: 2010 General Plan Background Report

INFRASTRUCTURE Infrastructure is defined as “the basic physical and organizational structures needed for the operation of a society or enterprise or the services and facilities.” In regards to El Monte Mobile Village, this Legacy Plan is intended to address deficiencies and the need for improvements to the drinking water system improvements, (for example wells, water distribution piping, and storage tanks), curbs, gutters, streets, sidewalks, etc.). The prioritized concerns of the Community include:

1. Energy - Natural Gas/Electricity 2. Water Supply 3. Sewer 4. Storm Water Drainage 5. Solid Waste 6. Street Conditions

6 Tulare County General Plan 2030 Update, August 2012.; United States Department of Transportation, Federal Transit Administration. Transit

Noise and Vibration Impact Assessment, FTA-VA-90-1003-06; May, 2006. https://www.transit.dot.gov/sites/fta.dot.gov/files/docs/FTA_Noise_and_Vibration_Manual.pdf; United States Department of Transportation, Federal Transit Administration. Construction Noise Handbook, 2006. http://www.fhwa.dot.gov/environment/noise/construction_noise/handbook/handbook09.cfm and http://www.fhwa.dot.gov/environment/noise/construction_noise/special_report/hcn04.cfm#sou

Table 3 - Noise Levels - Avenue 416

Location

ADT

From Roadway Centerline Distance (feet) to 70 Ldn

Contour

Distance (feet) to 65 Ldn

Contour


Contour


Contour Avenue 416 from State Route 99 to Road 72 9,830 42 91 196 422

https://www.transit.dot.gov/sites/fta.dot.gov/files/docs/FTA_Noise_and_Vibration_Manual.pdf

http://www.fhwa.dot.gov/environment/noise/construction_noise/handbook/handbook09.cfm

http://www.fhwa.dot.gov/environment/noise/construction_noise/special_report/hcn04.cfm#sou


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7. Roads 8. Internet 9. Public Transportation

Figure 8 - Inventory of Services in El Monte Mobile Village


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Energy: Natural Gas/Electricity Pacific Gas & Electric (PG&E) provides electric and gas power to El Monte Mobile Village. Water Supply The El Monte Mobile Village provides water service to the El Monte Mobile Village. El Monte Village has 49 connections serving 100 residence. The system has one water well that supply the community. “The drinking water services are provided by the El Monte Village, according to the Environmental Working Group National Drinking Water https://sdwis.waterboards.ca.gov/PDWW/JSP/WaterSystemDetail.jsp?tinwsys_is_number=7522&tinwsys_st_code=CA&counter=0 Database with services for 100 people. Testing conducted between 2004 and 2009 and provided to the EWG by the California Department of Public Health did indicate nitrite and nitrate levels over the legal and health limits, as well as alpha particle activity, lead, 1,2-dibromo-3-chloropropane, and arsenic over the health limit. Environmental Protection Agency (EPA) violations were noted for nitrate levels over the MCL (2007-2008), failure to report information to the public or state agency in the Consumer Confidence Report (2004), and failure to regularly monitor nitrate (2007).”7 Well 02 – Online 6-8-15 Well 01 – Dry (6-2015) Sewer “Wastewater treatment is provided by septic systems and information is unavailable regarding any potential leaching and potential deficiencies may exist.”8 Storm Water Drainage El Monte Mobile Village does not currently have a storm drainage system. Solid Waste Solid waste disposal services for the Community of El Monte Mobile Village is provided by Pena’s Disposal, a private company. Solid waste generated in El Monte Mobile Village can be disposed of at Visalia Landfill, located at 22466 Road 80, Visalia. Roads and Circulation The community of El Monte Mobile Village is comprised of a private internal roads. Street Lights El Monte Mobile Village has street lighting at two (2) locations (See Table 4). “Streetlights are provided in some areas of the community but are lacking in others, therefore the community is deficient in these areas (see Figure 8).”9

7 SB244: Part II Disadvantaged Unincorporated Communities Assessment, October 2015, Page 3-8 8 Id 9 Id

https://sdwis.waterboards.ca.gov/PDWW/JSP/WaterSystemDetail.jsp?tinwsys_is_number=7522&tinwsys_st_code=CA&counter=0

https://sdwis.waterboards.ca.gov/PDWW/JSP/WaterSystemDetail.jsp?tinwsys_is_number=7522&tinwsys_st_code=CA&counter=0


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Table 4 - Streetlight Inventory

Streetlight Locations

Community

Main Road

Crossroad Side

El Monte Mobile Home Ave 416 west of Mobile Home Park entrance N

El Monte Mobile Home Inside Park -- W Sidewalks There are currently no sidewalks located within El Monte Mobile Village. ADA Curb Ramps The Americans with Disabilities Act (ADA) of 1990 included design requirements for persons with disabilities in the public rights-of-way. Curb ramps are an important part of making sidewalks and street crossings accessible to people with disabilities (especially those who use wheelchairs). An ADA compliant curb ramp is a short ramp cutting through or built up to a curb. It consists of the ramp itself which is sloped to allow wheelchair access from the street to the sidewalk and flared sides that bring the curb to the level of the street. Curb ramps are most typically found at intersections, but can also be located near on-street parking, transit stations and stops, and midblock crossings. Title II regulations require curb ramps at existing and new facilities. There are currently no ADA compliant curb ramps found in El Monte Mobile Village. Public Transportation

Transit Dinuba operates Dinuba Area Regional Transit (DART). DART operates Monday through Saturday, no service provided on Sundays. DART Flexroute is a combined fixed route and dial-a-ride service. Two 30-minute routes take you throughout Dinuba. Routes 1 and 2 operate along a fixed route, but leave the route to pick up dial-a-ride passengers between route stops. Passengers may transfer between DART routes, or to Tulare County Area Transit (TCaT) at the Transit Center in Dinuba. TCaT transfers can be made to connect to Visalia, Tulare, and the remainder of the TCAT public transit system. TCAT vehicles are wheelchair accessible and full size buses include bike racks. DART connects with the Fresno County Rural Transit Agency (FCRTA) at Reedley College. Separate fares are required to board the TCaT and FCRTA systems. El Monte Mobile Village is connected via to Dinuba and its transit center (see Figure 9). Bus stop for El Monte Mobile Village is located approximately one (1) mile east along Avenue 416 at the Dollar Tree Store, Dinuba California.


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Figure 9 - Dinuba Area Regional Transit (DART)

AMTRAK The Hanford AMTRAK station, located approximately 25 miles to the southwest in Kings County, is the closest station to El Monte Mobile Village providing passenger rail service. The San Joaquin Joint Powers Authority (SJJPA) is comprised of ten agencies (including TCAG) currently oversees the operation of seven daily trains serving this station. Service is provided to points north including San Francisco and Sacramento and to points south including Bakersfield and the Los Angeles basin (via connecting Amtrak Thruway bus service.


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Aviation The nearest operational general aviation airport is Visalia Municipal Airport, approximately 20 miles southwest, offers passenger service to Los Angeles. Fresno Yosemite International Airport (FAT), approximately 40 miles north of El Monte Mobile Village, is the principal passenger and airfreight airport in the central San Joaquin Valley. State Route 99 State Route (SR) 99 is the major highway between cities within the Central Valley and is the primary route between the City of Fresno to the north and the City of Bakersfield to the south. El Monte Mobile Village is located approximately ten miles east of SR 99. Internet Access Most families in El Monte Mobile Village do not have internet access at their homes. Any available internet service is unreliable and expensive. Residents are told by internet providers that there is not a tower in their area and that is why internet service is either unreliable or very expensive compared to what it costs in nearby cities. This is a major problem to residents, without access to the internet, they are unable to do very basic things such as online job hunting, applying for resources, and providing homework help to their kids. Internet access ranked as a high priority improvement need in El Monte Mobile Village.

PUBLIC SERVICES Sheriff Police protection services are provided in El Monte Mobile Village by the Tulare County Sheriff’s Department sub-station, located 40765 Road 128, in Cutler, California, approximately 10 miles southeast of El Monte Mobile Village. The substation provides patrol services 24-hours per day, 365 per year. Additional Sheriff resources are available as needed via dispatch from the main Sheriff’s Office in Visalia, California. Fire Fire protection and emergency medical services are provided for El Monte Mobile Village by the Tulare County Fire Department. The community is served by Dinuba Fire Station #3, located at 40404 Road 80 Dinuba, California. Parade 1, Engine 3 and Water Tender 3 are assigned to this location. There are currently no fire hydrants in El Monte Mobile Village. Schools Schools are an especially important component of a community. The quality of residential development is often measured by whether schools exist in close proximity to the neighborhood. As a result, schools are often a gravitational factor in attracting residential development to certain areas of a community. The El Monte Mobile Village Area is within the Dinuba Unified School District approximately three (3) miles away). The District provides K-12/adult education at Dinuba Schools.


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Library “The Tulare County Public Library System is comprised of interdependent branches, grouped by services, geography and usage patterns to provide efficient and economical services to the residents of the county. At present, there are 14 regional libraries and one main branch.”10 The Dinuba Branch Library is located in Dinuba, approximately three (3) miles to the east of El Monte Mobile Village (see Table 5). Parks There are no County owned/operated public parks in El Monte Mobile Village. In the community of El Monte Mobile Village there is no available open green space for children to play and adults to be physically active. The nearest park is located three (3) miles away in the City of Dinuba.

CIRCULATION AND TRAFFIC For a land use plan to operate effectively, it is imperative that a comprehensive circulation plan be prepared. Existing roadways must have the capacity to expand as traffic counts increase, and new roads must be planned so that one part of the community can be connected to another. Tulare County’s relationship to the State Route system, nearby counties, cities, and communities “The purpose of the highway, streets and roads section is to identify the existing regional circulation system and determine both feasible short-term and long-range improvements. Tulare County's planned circulation system consists of an extensive network of regional streets and roads, local streets and State Highways. The system is designed to provide an adequate [Level of Service] LOS that satisfies the transportation needs of County residents. However, Tulare County has experienced a large increase in population and is beginning to outgrow portions of the circulation system. The need for major improvements to the State Highways, streets and roads network is an important issue. The existing State Highway system was completed in the 1950's and 60's. The average design life of a State Highway is approximately 20 years and many Tulare County's highways were constructed 50 years ago. The Agricultural and commercial industry continue to utilize the circulation system to get products to market. With industry intensification and other development, many facilities are beginning to show structural fatigue (e.g., surface cracks, potholes, and broken pavement).”11

10 General Plan Background Report, page 7-96 11 2014-2040 Regional Transportation Plan &Sustainable Communities Strategy, Tulare County Association of Governments (TCAG ), June 2014.

Page 3-54.

Table 5 - Library Location & Hours Branch Address Service Hours (2017) Dinuba Dinuba Branch

150 S. I Street Dinuba, CA 93618

Tuesday - Friday 9:00 am – 1:00 pm 2:00 pm – 6:00 pm

Library hours current as of May 2017


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Traffic Tulare County is linked to Fresno County and Kern County principally by State Route 99. This route provides the only continuous north-south route through the County and is heavily used for regional travel. The entire length of State Route 99 in Tulare County and State Route 198 through Visalia and a portion of State Route 65 in Porterville are constructed to freeway standards. Freeways provide for the ability to carry large traffic volumes at high speeds for long distances. Access points are fully controlled. Freeways connect points within the County and link the County to other parts of the State. Arterials provide for mobility within the County and its cities, carrying through traffic on continuous routes and joining major traffic generators, freeways, and other arterials. Access to abutting private property and intersecting local streets shall generally be restricted. Collectors provide for internal traffic movement within communities, and connect local roads to arterials. Direct access to abutting private property shall generally be permitted. Local Roads provide direct access to abutting property and connect with other local roads, collectors, and arterials. Local roads are typically developed as two-lane undivided roadways. Access to abutting private property and intersecting streets shall be permitted. Existing Circulation El Monte Mobile Village is a small agricultural community located adjacent to Avenue 416. The community of El Monte Mobile Village is comprised of a private internal road roads. The major rural collector road is Avenue 416. There are no proposed major streets as part of this Legacy Plan. Patterns of Blocks and Streets The prominent grid pattern of County roads provides efficient and direct collector routes that provide ease of travel from place to place.

Complete Streets The California Complete Streets Act (AB 1358) of 2008 was signed into law on September 30, 2008. Beginning January 1, 2011, AB 1358 requires circulation elements to address the transportation system from a multimodal perspective. The bill states that streets, roads, and highways must “meet the needs of all users in a manner suitable to the rural, suburban, or urban context of the general plan.” The Complete Street roadway typically includes sidewalks and sidewalk amenities, transit shelters and facilities whenever there is a route along the corridor, and provisions for bicycle facilities.


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GOALS, OBJECTIVES AND POLICIES This Section of the El Monte Mobile Village Legacy Plan prescribes the land use policy framework which will govern the development of the community through the year 2030. It includes text, which sets out explicit policy statements about the quality, character, and manner in which development in the community will take place. The land uses in the El Monte Mobile Village Legacy Boundary is proposed to reflect a residential land use designation.” The following land use designations and descriptions, with densities and intensities are recommended for El Monte Mobile Village to address land demand needs through the 2030 planning horizon year. Goals, objectives and policies are the fundamental building blocks of the planning process. Goals describe the desirable results to which the plan is committed while objectives describe the intermediate steps or achievements which must be taken to reach the goals. Policies describe more specific actions or processes which must be undertaken in order to achieve objectives. The goals, objectives and policies of this community plan are based on those contained in the Tulare County 2030 General Plan, El Monte Mobile Village Legacy Plan. The goals, objectives and policies are divided into four categories: Community Development, Housing, Economic Base, and Environmental Quality. It is important to recognize that County policies reflect the unique attributes of the various locations and geographic areas in the County. As such, there are policies applicable to one area of the County that are not applicable to others based on natural setting, topography, habitat, existing development, or other attributes which are unique within the planning context of the County. The following planning goals, objectives, policies and standards reflect, as applicable, the rural, suburban, or urban contexts of the Legacy planning areas designated by the County. Community Development GOAL II: Avoid land use conflicts through planning separation of uses. Objective: Promote concentrations of similar or compatible uses. Policies: 1. Locate high density residential uses in close

proximity to planned shopping areas. 2. Require public, quasi-public and high

density residential uses to locate where direct access to major streets is available.

3. The County shall cooperate with all affected school districts to provide the highest quality educational services and school facilities possible.

4. The County shall work with the Schools to

provide safe routes to school. 5. The County of Tulare will solicit

recommendations from all interested public agencies on matters regarding the El Monte Mobile Village Community Plan.

6. The El Monte Mobile Village Legacy Plan should be reviewed every five years to determine if amendments are appropriate.

7. When considering any land use proposal, capital expenditure or other matters of community importance, the County of Tulare will request input from the local service district and other affected agencies.

Objective: Provide for appropriate buffers between areas set aside for commercial activities and single family residential uses.


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Policies: 1. Require adequate setbacks, side and rear

yards, landscaping and screening between living and working areas.

2. Utilize roadways, railroad right of ways and other physical features to separate planned living and working areas.

Housing GOAL I: Provide safer and adequate housing for all citizens within the community. Objective: Reduce deficiencies in existing housing stock. Policies: 1. Apply the health, safety and welfare

standards of the Tulare County Ordinance Code, which may require demolition of vacant substandard housing units.

2. Encourage relocation of families from substandard housing units by expanding affordable housing opportunities within the community.

3. Inform potential rehabilitators of substandard housing that incentives such as reduced building permit fees are available.

4. Encourage housing advocacy groups, such as Habitat for Humanity and Self-Help Enterprises, to initiate home maintenance/repair programs in El Monte Mobile Village.

Objective: Encourage new housing construction within the community to meet the needs of low and moderate income residents. Policies: 1. Enable the housing industry to proceed

with construction in a timely and cost-efficient fashion by providing adequate amounts of residential zoning.

2. Assure that the housing industry is made aware of residential development potential in El Monte Mobile Village.

3. Coordinate residential zoning with availability of utilities and community services.

4. Provide adequate amounts of residential zoning to encourage the housing industry to proceed with construction of residential development in a timely and cost-efficient fashion.

5. Encourage housing advocacy groups, such as Habitat for Human and Self-Help Enterprises, to construct new housing.

Objective: Provide a role for mobile homes in satisfying community housing needs. Policies: 1. Allow for development of mobilehome

parks in appropriate locations. 2. Permit mobilehomes to be installed on

residentially designated lots within the original townsite; however, mobilehomes shall not be allowed to occupy more than 25% of such lots.

3. Discourage mobilehomes on individual lots outside the original townsite, except when necessary for caretaker use in conjunction with commercial and industrial activities.

4. Require skirting or some other type of architectural screening to improve mobilehome appearance and safety.

5. Provide a role for mobilehomes and travel trailers in satisfying the seasonal housing needs of migrant populations.

Economic Base GOAL I: Develop a strong and diversified economy. Objective: Provide the services necessary to support new development.


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Policies: 1. Encourage the El Monte Mobile Village to

give priority to community service development in the areas reserved for commercial and industrial growth on the plan.

2. Place emphasis on development and upgrading of water supply facilities to meet fire protection standards in planned commercial and industrial areas.

Objective: Provide the necessary safe guards to attract quality development to the community. Policies: 1. Assure that developments are designed so

that traffic will not impact upon residential areas.

2. Develop standards for signs, landscaping, and fencing to improve the attractiveness of industrial and commercial areas.

Environmental Quality and Public Safety GOAL I: Preserve and enhance the quality of life for present and future generation of El Monte Mobile Village citizens.

Objective: Upgrade the level of community health, sanitation and safety. Policies: 1. Encourage capital improvements (curbs,

gutters, streets paving, lighting, etc.) within existing developed areas which will upgrade the community image and improve safety.

2. Tulare County shall, within its authority, protect the public from danger to life and property caused by fire.

3. Tulare County shall, within its authority, protect the public against crime against people and property.

Objective: Provide sufficient open space for community recreation needs. Policies: 1. Encourage reservation of open space for

recreational purposes in conjunction with future residential developments.

2. Facilitate innovation in housing and subdivision design so that private recreation and open space areas can be accommodated.


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ECONOMIC DEVELOPMENT Tulare County’s current Economic Development Strategy focuses on the agricultural industry and pursuing grants. In rural areas, elimination of all barriers to economic development is the foundation for growth. This Plan addresses the following four potential barriers to Economic Development. Infrastructure In order for more development to occur, service levels for water to be expanded. Grant funding is needed to increase service levels. Use Permits There are a number of uses that currently require Planning Commission approval. In many cases, these uses are beneficial for the community and do not necessarily need discretionary review. In order to reduce the cost of and length of time to obtain entitlements, use permit requirements are being reduced. Education Tulare County has five satellite campuses for four year universities: California State University-Fresno, University of California- Davis, Fresno Pacific University, Brandman University, and the University of Phoenix. Community Colleges in Tulare County include the College of the Sequoias, Porterville College, and San Joaquin Valley College. Workforce Development Partners include Proteus Inc., and CSET.

Health Care Health care is important for economic development as businesses need healthy employees. The nearest medical offices are in the City of Dinuba.

LAND USE AND ZONING ACREAGES Land Use and Zoning District Updates

As suggested earlier, and based on the forecasted growth and the recommended Legacy Development Boundary, the Land Use Plan (see Table 6) and Zoning Districts Plan (see Table 7) have been updated.

Table 6 - Proposed Land Use

Proposed Land Use Acres Residential 4.41 Right-of Ways 0.0 El Monte Mobile Village LDB 4.41

Table 7 - Proposed Zoning Districts

Proposed Zones Districts Acres R-3 4.41 Right-of Ways 0.0 El Monte Mobile Village LDB 4.41


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IMPLEMENTTION STRATEGY The purpose of this section is to prescribe a proposed approach to implement the general plan recommendations contained in the El Monte Mobile Village Legacy Plan. The following components comprise the El Monte Mobile Village Plan implementation strategy: Limitation of the A-1 Zoning District. Zoning Code Changes (changes to Use Permit issuance, eliminating the SR Combining Zone and the Zoning Map Update), Complete Streets/Safe Routes to School Zoning District Changes As part of this Implementation Program for the El Monte Mobile Village Legacy Plan, there are a variety of changes to existing zoning districts. These changes are described below. Chapter 16 of the Zoning Code Revise Chapter 16 of the Zoning Code to limit the uses that require a Use Permit. As part the Economic Development Strategy, use permit requirements are streamlined to allow for uses to be developed without discretionary review. That is, proposed uses will not have to undergo an approval process that involves a decision making action by the Tulare County Planning Commission or Board of Supervisors. Project design features and Administrative approval will serve as the mechanism to allow (regulate) land uses, activities, densities, and other conditions typically applied through the special use permit process. Zoning Map Update The current Zoning Map (see Figure 11) for El Monte Mobile Village will be amended to be compatible with the Land Use Map (see Figure 10) outlined in the General Plan. There are a couple of zoning district changes that are proposed to allow the General Plan and Zoning Ordinance to be in conformity with each other (see Figure 12) El Monte Mobile Village Proposed Zoning.


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Figure 10 - Proposed Land Use Plan


42

Figure 11 - Existing Zoning District


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Figure 12 - Proposed Zoning Districts


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ATTACHMENT

A-1 – Use Permit Requirement Changes (Zone Change Text)


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A-1 Use Permit Requirement Changes (Zone Change Text)

Additional By-Right Uses All of the following, and all structures and accessory uses directly related thereto in this section are entitled without a Special Use Permit (Conditional Use Permit). The following is allowed only in the various zones indicated below and within a community plan that adopted development standards for such entitled use. The proposed use must adhere to the adopted development standards of the community. The proposed use must also qualify for an exemption under the California Environmental Quality Act as determined by the Permit Center. The Permit Center will review the project for General Plan Policy, Community Plan Policy and development standard consistency and determine which environmental document is appropriate. Projects where the Permit Center is unable to make an immediate determination will be required to go through the Project Review Committee (PRC).

Uses that have an environmental effect on adjacent properties or necessitate mitigation measures through the California Environmental Quality Act will be required to apply for a PRC and a traditional use permit and legislative process through the County. These uses may have environmental or land use issues that may not be compatible with adjacent uses. These impacts may include but are not limited to; hours of operation (night time), noise (i.e. power tools such as impact drivers, or loudspeaker, etc) air quality (idle running vehicles) traffic, (number of vehicles) and odor. The Permit Center process is to determine the whether the use is by right or must go through the traditional use permit process. The following uses and zones shall be considered:

Permitted Uses

Zoning District Uses New Entitled Zone Prior Entitled Zone

Animal hospital, clinic, and veterinarian office wherein only small/domestic animals (i.e. dogs, cats, etc.) are treated. Structure < 10,000 sq. ft.

C-1, C-2, C-3, M-1, M-2

Antique and art store. Structure < 10,000 sq. ft. C-2, C-3, M-1, M-2, R-3

C-2, C-3, M-1

Antique store containing less than one thousand (1,000) square feet of floor area

C-1, C-2, C-3, M-1, R-2, R-3

C-1, C-2, C-3, M-1

Apartment Hotel Structure < 10,000 sq. ft. O, CO, C-1, C-2, C-3, M-1, R-3

O

Apparel stores. Structure < 10,000 sq. ft. CO, C-1, C-2, C-3, M-1, R-3

C-1, C-2, C-3, M-1

Arcades, including video. Structure < 10,000 sq. ft.

O, CO, C-1, C-2, C-3, M-1, R-3

C-2, C-3, M-1


Assemblage of people for educational or entertainment purposes. Structure < 10,000 sq. ft.

O, CO, C-1, C-2, C-3, M-1, M-2


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Assembly of electric appliances such as lighting fixtures, irons, fans, toasters and electric toys, refrigerators, washing machines, dryers, dishwashers and similar home appliances. Structure < 10,000 sq. ft.

C-2, C-3, M-1, M-2 M-1

Assembly of small electrical equipment such as home and television receivers. Structure < 10,000 sq. ft.

O, CO, C-1, C-2, C-3, M-1, R-3

M-1

Assembly of typewriters, business machines, computers, and similar mechanical equipment. Structure < 10,000 sq. ft.

O, CO, C-1, C-2, C-3, M-1, M-2, R-3

M-1

Automated car wash (coin operated only). Structure < 10,000 sq. ft. O, CO, C-1, C-2, C-3, M-1,M-2, R-3, AP

C-2,C-3, M-1

Automobile parking lots, public parking areas or storage garages. Structure < 10,000 sq. ft.

O, CO, C-1, C-2, C-3, M-1, M-2, R-3, AP

Automobile supply stores. O, CO, C-1, C-2, C-3, M-1, R-3

C-2, C-3, M-1

Automobile washing, including the use of mechanical conveyors, blowers and steam cleaning.

C-2, C-3, M-1, M-2 C-3, M-1

Bakery [employing not more than five (5) persons on premises]. O, CO, C-1, C-2, C-3, M-1, R-3

C-1, C-2, C-3, M-1

Bakery goods store. CO, C-1, C-2, C-3, M-1 C-2,C-3, M-1

Banks and financial institutions. C-1, C-2, C-3, M-1, R-3

C-1, C-2, C-3, M-1

Barber shop or beauty parlor. C-1, C-2, C-3, M-1, R-3

C-1, C-2, C-3, M-1

Bed and Breakfast Home with three or more guests rooms (Up to 5). Structure < 10,000 sq. ft.

CO, C-1, C-2, C-3, M-1, R-3, R-2

R-1


Bicycle shops. Structure. CO, C-1, C-2, C-3, M-1, R-3

C-2, C-3, M-1

Billiard or Pool hall Structure C-2, C-3, M-1 C-2, C-3, M-1

Bird store or pet shop. O, CO, C-1, C-2, C-3, M-1

C-2,C-3, M-1

Blueprinting and Photostatting shop. CO, C-1, C-2, C-3, M-1, AP

C-2, C-3, M-1

Boat sales and service. Structure < 10,000 sq. ft. O, CO, C-1, C-2, C-3, M-1

C-3, M-1

Book binding. Structure < 10,000 sq. ft. O, CO, C-1, C-2, C-3, M-1, R-3

C-3, M-1

Book or stationary store. Structure < 10,000 sq. ft. O, CO, C-1, C-2, C-3, M-1, R-3

C-1, C-2, C-3, M-1

Business and professional schools and colleges. Structure < 10,000 sq. ft.

CO, C-1, C-2, C-3, M-1 C-2,C-3, M-1

Business, professional and trade schools and colleges. Structure < 10,000 sq. ft.

CO, C-1, C-2, C-3, M-1 C-3, M-1


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Catering Shops. Structure < 10,000 sq. ft. CO, C-1, C-2, C-3, M-1 C-2, C-3, M-1

Ceramic shops. Structure < 10,000 sq. ft. CO, C-1, C-2, C-3, M-1 C-2, C-3, M-1

Christmas tree sales lots as a temporary use. CO, C-1, C-2, C-3, M-1 C-1, C-2, C-3, M-1

Church. Structure < 10,000 sq. ft. CO, C-1, C-2, C-3, M-1


Clothes cleaning and pressing establishment. Structure < 10,000 sq. ft. CO, C-1, C-2, C-3, M-1 C-1, C-2, C-3, M-1

Clothing and costume rental. Structure < 10,000 sq. ft. CO, C-1, C-2, C-3, M-1 C-2, C-3, M-1

Confectionery store. Structure < 10,000 sq. ft. CO, C-1, C-2, C-3, M-1 C-1, C-2, C-3, M-1

Conservatory of Music. Structure < 10,000 sq. ft. CO, C-1, C-2, C-3, M-1 C-2, C-3, M-1

Contractor's Storage Yards. CO, C-1, C-2, C-3, M-1, AP

Dairy products store. Structure < 10,000 sq. ft. CO, C-1, C-2, C-3, M-1 C-1, C -2, C-3, M-1

Department store Structure < 10,000 sq. ft. CO, C-1, C-2, C-3, M-1 C-1, C-2, C-3, M-1

Digesters M-1

Drug store or pharmacy. Structure < 10,000 sq. ft. CO, C-1, C-2, C-3, M-1 C-1, C-2, C-3, M-1

Dry goods or notions store. Structure < 10,000 sq. ft. CO, C-1, C-2, C-3, M-1 C-1, C-2, C-3, M-1

Electric appliance stores and repairs Structure < 10,000 sq. ft. CO, C-1, C-2, C-3, M-1 C-2, C-3, M-1

Expansion, Alteration or Replacement of non-conforming buildings and uses. Structure < 10,000 sq. ft.

CO, C-1, C-2, M-1, R-1, R-2, R-3, R-A

Family Day Care Home, Large (Up to CA State maximum). CO, C-1, C-2, R-1, R-2, R-3, RA


Family Day Care Home, small. CO, C-1, C-2, R-1, R-2, R-3, RA

R-1, R-2 R-3, C-1 ,C-2, C-3, M-1

Feed and seed stores. Structure < 10,000 sq. ft. CO, C-1, C-2, C-3, M-1, AP

C-3, M-1

Fire Station. CO, C-1, C-2, C-3, M-1, AP

Firewood sales yard. CO, C-1, C-2, C-3, M-1 C-3, M-1

Florist shop. Structure < 10,000 sq. ft. CO, C-1, C-2, M-1, R-1, R-2, R-3, RA

C-1, C-2, C-3, M-1

Furniture store. Structure < 10,000 sq. ft. CO, C-1, C-2, C-3, M-1 C-2, C-3, M-1

Furniture warehouses for storing personal household goods, provided ground floor front is devoted to stores. Structure < 10,000 sq. ft.

CO, C-1, C-2, C-3, M-1 C-2, C-3, M-1

Gasoline filling station. Structure < 10,000 sq. ft. CO, C-1, C-2, C-3, M-1

C-1, C-2, C-3, M-1

Gift, novelty or souvenir. Structure < 10,000 sq. ft. CO, C-1 ,C-2, M-1, R-2, R-3, RA

C-2, C-3, M-1


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Glass shop, retail, excluding major service activities. Structure < 10,000 sq. ft.

C-2, C-3, M-1 C-2, C-3, M-1

Grocery store. Structure < 10,000 sq. ft. CO, C-1, C-2, C-3, M-1

Grocery store, fruit store or supermarket. Structure < 10,000 sq. ft. C-1, C-2, C-3, M-1 C-1, C-2, C-3, M-1


Gunsmith shops. Structure < 10,000 sq. ft. CO, C-1, C-2, C-3, M-1 C-3, M-1

Hobby and art supply store. Structure < 10,000 sq. ft. CO, C-1, C-2, C-3, M-1 C-2, C-3, M-1

Hospital, sanitarium and nursing home. Structure < 10,000 sq. ft. C-1, C-2, C-3, M-1, PO

Household and office equipment and machinery repair shops. Structure < 10,000 sq. ft.

C-2, C-3, M-1, PO C-3, M-1

Household appliance stores. Structure < 10,000 sq. ft. CO, C-1, C-2, C-3, M-1 C-2, C-3, M-1

Ice storage house of not more than 5-ton storage capacity. CO, C-1, C-2, C-3, M-1, AP

Incidental manufacturing, processing and treatment of products. Structure < 10,000 sq. ft.

C-2, C-3, M-1 C-2, C-3, M-1

Interior decorating store. Structure < 10,000 sq. ft. CO, C-1, C-2, C-3, M-1 C-2, C-3, M-1

Jail or correctional (public facilities only). C-2, C-3, M-1, M-2

Jewelry store, including clock and watch repair. Structure < 10,000 sq. ft.

CO, C-1, C-2, C-3, M-1 C-1, C-2, C-3, M-1

Laundries. Structure < 10,000 sq. ft. C-2, C-3, M-1 C-3, M-1

Laundry, coin operated machines only. Structure < 10,000 sq. ft. CO, C-1, C-2, C-3, M-1 C-1, C-2, C-3, M-1

Leather goods and luggage stores. Structure < 10,000 sq. ft. CO, C-1, C-2, C-3, M-1 C-2, C-3, M-1

Linen supply services. Structure < 10,000 sq. ft. C-2, C-3, M-1 C-3, M-1

Liquor store. Structure < 10,000 sq. ft. Not within 300’ of residential/School Site.

CO, C-1, C-2, C-3, M-1 C-1, C-2, C-3, M-1


Locksmiths. Structure < 10,000 sq. ft. CO, C-1, C-2, C-3, M-1 C-2, C-3, M-1

Massage or physiotherapy establishment Structure < 10,000 sq. ft. CO, C-1 ,C-2, C-3, M-1 C-2, C-3, M-1

Meat market or delicatessen store. Structure < 10,000 sq. ft. CO, C-1, C-2, C-3, M-1 C-1, C-2, C-3, M-1

Medical and orthopedic appliance stores. Structure < 10,000 sq. ft. CO, C-1, C-2, C-3, M-1, PO

C-2, C-3, M-1

Medical laboratory. Structure < 10,000 sq. ft. CO, C-1, C-2, C-3, M-1, PO

C-2, C-3, M-1

Memorial building, theatre, auditorium. Structure < 10,000 sq. ft.

CO, C-1, C-2, C-3, M-1, R-3

Micro-brewery. Structure < 10,000 sq. ft. *Allowed in C-1 and C-2 in conjunction with a restaurant.

M-1, M-2, C-3,*C-2, *C-1

M-2


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Mini-warehouses. Structure < 10,000 sq. ft. C-2, C-3, M-1, AP C-3, M-1

Mobilehome for use by caretaker or night watchman. CO, C-1, C-2, C-3, M-1 O, C-2, C-3, M-1

Motorcycle sales and service. Structure < 10,000 sq. ft. C-2, C-3 C-3, M-1

Musical instrument repair shops. Structure < 10,000 sq. ft. CO, C-1, C-2, C-3, M-1 C-3, M-1

Name plates. Structure < 10,000 sq. ft. CO, C-1, C-2, C-3, M-1, R-3

R-3, C-1, C-2, C-3, M-1

Nursery school. Structure < 10,000 sq. ft. CO, C-1, C-2, M-1, R-1, R-2, RA, R-3, R-A

Office, business or professional. Structure < 10,000 sq. ft. CO, C-1, C-2, M-1, R-1, R-2, R-3, PO

C-1, C-2, C-3, M-1


Opticians and optometrists shops. Structure < 10,000 sq. ft. CO, C-1, C-2, C-3, M-1, PO

C-2, C-3, M-1

Paint and wallpaper stores. Structure < 10,000 sq. ft. C-1, C-2, C-3, M-1 C-2, C-3, M-1

Pet shops. Structure < 10,000 sq. ft. CO, C-1, C-2, C-3, M-1 C-2, C-3, M-1

Photo processing pick-up and delivery outlets. Structure < 10,000 sq. ft.

CO, C-1, C-2, C-3, M-1 C-1, C-2, C-3, M-1

Photographic and blueprint processing and printing. Structure < 10,000 sq. ft.

CO, C-1, C-2, C-3, M-1 C-3, M-1

Photographic developing and printing. Structure < 10,000 sq. ft. CO, C-1, C-2, C-3, M-1 C-3, M-1

Photographic supply stores. Structure < 10,000 sq. ft. CO, C-1, C-2, C-3, M-1 C-2, C-3, M-1

Picture framing shops. Structure < 10,000 sq. ft. CO, C-1, C-2, C-3, M-1 C-2, C-3, M-1

Plumbing fixtures for retail sales. Structure < 10,000 sq. ft. CO, C-1, C-2, C-3, M-1 C-2, C-3, M-1

Plumbing shops. Structure < 10,000 sq. ft. C-2, C-3, M-1 C-3, M-1

Police station. O, CO, C-1, C-2, C-3, M-1, M-2

Post Office. CO, C-1, C-2, C-3, M-1, R-1, R- 2, R-3, PO

O, C-1, C-2, C-3, M-1

Pressing establishments. Structure < 10,000 sq. ft. C-2, C-3, M-1 C-3, M-1


Printing, lithography, engraving. Structure < 10,000 sq. ft. CO, C-1, C-2, C-3, M-1 C-2, C-3, M-1

Private club, fraternity, sorority and lodge. Structure < 10,000 sq. ft. CO, C-1, C-2, C-3, M-1

Private greenhouses and horticultural collections. Structure < 10,000 sq. ft.

CO, C-1, C-2, C-3, M-1, R-1, R-2, R-3, R-A

R-1, R-2 R-3, C-1, C-2, C-3, M-1

Public library. CO, C-1, C-2, C-3, M-1, R-1, R-2, R-3, R-A

R-3, C-1, C-2, C-3, M-1


50

Public Park or playground.

O, MR, CO, C-1, C-2, C-3, M-1, M-2 R-1, R-2, R-3, R-A, AP

Public utility structure. CO, C-1, C-2, C-3, M-1, MR, RO, R-1, R-2, R-3, R-A, PO, O, AP

Radio and television broadcasting studios. Structure < 10,000 sq. ft. C-2, C-3, M-1 C-3, M-1

Radio and television repair shops. Structure < 10,000 sq. ft. C-2, C-3, M-1 C-3, M-1

Radio, microwave and television towers (Over 75 feet or within 2 miles of an airport).

C-2, C-3, M-1, M-2

Real Estate Offices. Structure < 10,000 sq. ft. CO, C-1, C-2, C-3, M-1, R-1, R-2, R-3, R-A

Recreation center. Structure < 10,000 sq. ft. CO, C-1, C-2, C-3, M-1

Repairing and altering of wearing apparel. Structure < 10,000 sq. ft. CO, C-1, C-2, C-3, M-1 C-1, C-2, C-3, M-1

Resort Structure. < 10,000 sq. ft. CO, C-1, C-2, C-3, M-1


Restaurant. Structure < 10,000 sq. ft. CO, C-1, C-2, C-3, M-1

Restaurant, tea room or cafe. Structure < 10,000 sq. ft. CO, C-1, C-2, C-3, M-1, R-1, R-2, R-3, R-A

C-1, C-2, C-3, M-1

Retail office equipment sales. Structure < 10,000 sq. ft. CO, C-1, C-2, C-3, M-1 C-2, C-3, M-1

Retail sales of sporting goods, boats, boat motors, boat trailers, trailer coaches and their repair, rental and storage. Structure < 10,000 sq. ft.

O, CO, C-1, C-2, C-3, M-1

Retail stores and offices incidental to and located on the site of a hotel, motel, resort, restaurant or guest ranch. Structure < 10,000 sq. ft.

O, CO, C-1, C-2, C-3, M-1

Rug and carpet cleaning and dyeing. Structure < 10,000 sq. ft. CO, C-1, C-2, C-3, M-1 C-3, M-1

Satellite antenna sales. Structure < 10,000 sq. ft. CO, C-1, C-2, C-3, M-1 C-2, C-3, M-1

Satellite television antennas. CO, C-1, C-2, C-3, M-1

School, private. CO, C-1, C-2, C-3, M-1, PO

School, public. CO, C-1, C-2, C-3, M-1, PO

Scientific instrument stores. Structure < 10,000 sq. ft. CO, C-1, C-2, C-3, M-1 C-2, C-3, M-1

Secondhand stores, pawn shops and thrift shops. Structure < 10,000 sq. ft.

CO, C-1, C-2, C-3, M-1 C-2, C-3, M-1

Shoe repair shop. Structure < 10,000 sq. ft. CO, C-1, C-2, C-3, M-1 C-1, C-2, C-3, M-1


Shoe store. Structure < 10,000 sq. ft. CO, C-1, C-2, C-3, M-1 C-1, C-2, C-3, M-1

Sign painting shops. Structure < 10,000 sq. ft. C-2, C-3, M-1 C-3, M-1


51

Small appliance sales and service. Structure < 10,000 sq. ft. CO, C-1, C-2, C-3, M-1 C-1, C-2, C-3, M-1

Soda fountains. Structure < 10,000 sq. ft. CO, C-1, C-2, C-3, M-1 C-2, C-3, M-1

Sporting goods store. Structure < 10,000 sq. ft. CO, C-1, C-2, C-3, M-1 C-1, C-2, C-3, M-1

Stamp and coin stores. Structure < 10,000 sq. ft. CO, C-1, C-2, C-3, M-1 C-2, C-3, M-1

Storage of petroleum products for use on the premises. CO, C-1, C-2, C-3, M-1

Studios (except motion picture). Structure < 10,000 sq. ft. CO, C-1, C-2, C-3, M-1 C-2, C-3, M-1

Tinsmith Structure < 10,000 sq. ft. C-2, C-3, M-1 C-2, C-3, M-1

Tire sales (no retreading or recapping). Structure < 10,000 sq. ft. C-2, C-3 C-2, C-3, M-1

Tobacco and cigar stores. Structure < 10,000 sq. ft. CO, C-1, C-2, C-3, M-1 C-2, C-3, M-1

Tourist Court. Structure < 10,000 sq. ft. CO, C-1, C-2, C-3, M-1

Toy store. Structure < 10,000 sq. ft. CO, C-1, C-2, C-3, M1 C-2, C-3, M-1


Trailer and recreation vehicle sales, service and rentals. Structure < 10,000 sq. ft.

C-2, C-3, M-1, M-2, AP

C-3, M-1

Travel agencies. Structure < 10,000 sq. ft. CO, C-1, C-2, C-3, M-1 C-2, C-3, M-1

Variety store. Structure < 10,000 sq. ft. CO, C-1, C-2, C-3, M-1 C-2, C-3, M-1

Video machine and tape sales/rental. Structure < 10,000 sq. ft. CO, C-1, C-2, C-3, M-1 C-1, C-2, C-3, M-1

Warehouses except for the storage of fuel or flammable liquids and explosives. Structure < 10,000 sq. ft.

CO, C-1, C-2, C-3, M-1 C-3, M-1

Watch and clock repair shop. Structure < 10,000 sq. ft. CO, C-1, C-2, C-3, M-1 C-2, C-3, M-1

Wedding chapel. Structure < 10,000 sq. ft. CO, C-1, C-2, C-3, M-1 C-2, C-3, M-1


52

APPENDICES

Appendix A: Planning Commission Resolutions Appendix B: Board of Supervisors Resolution

Appendix A – Planning Commission Resolutions Addendum Environmental Impact Report and MMRP-Resolution No. 9342

General Plan Amendment GPA 17-035-Resolution No. 9343 Section 18.9 Zoning Ordinance (Mixed Use)-Resolution No. 9344

Section 16 Zoning Ordinance (By Right Uses)-Resolution No. 9345 Zoning District Map-Resolution No. 9346

Appendix B – Board of Supervisors

Resolution No. 2017-0868